12500 Ridgemount Ave W · Plymouth, MN 55441

$300,000

3 bd · 2.0 ba · 1,616 sqft · SingleFamily public records · 34 Days on market

Built 1940 0.67 ac lot

---

Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.7/30.0
• ARV discount +7.5/15.0
• Schools +6.9/10.0
• DSCR +4.8/10.0
• Livability +4.2/5.0
• 1% rule +4.0/10.0
• Rent growth +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Positioned in one of Plymouth’s most connected pockets, this property sits on over a half acre within the highly sought-after Wayzata School District, placing you minutes from shopping, dining, and everyday conveniences. Hardwood floors run through much of the main level, where the living room centers around a wood stove and opens through French doors to the outdoors, while a sunroom on the opposite side offers a bright, flexible space. Three bedrooms on the main level provide practical living, and the expansive wrap-around deck extends your footprint outside. A screened-in shed and additional storage shed add versatility for hobbies or storage. With quick access to 394, 494, and 169, this location supports an easy commute and long-term upside in a high-demand area.

Key facts

• 0.67 acre lot
• 2 garage spots
• Built 1940

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $271k (9.8% below list).
• Recommended offer: $271k (9.8% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.1% in Plymouth — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 85/100 on livability (#17 in MN, #517 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: amenities F, cost of living F.
• Wayzata Public School District (urban): math 75% / reading 78% proficiency, ranked #2 of 301 in MN (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical; only 11% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+6.2%/yr); 91 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 4,651 units permitted in Hennepin County in 2024 (2,443 in 5+ unit buildings).
• This rent runs 32% of the median local income ($102k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Hennepin County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $35k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $270,617 (9.8% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.90% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.85%
• DSCR: 1.08
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.16% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.63×
• Total profit: $-31,493
• Equity at exit: $44,731

10-year hold

• IRR: 3.2%
• Equity multiple: 1.26×
• Total profit: $22,062
• Equity at exit: $25,939

Cash invested: $84,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 46 Balanced
• State Minnesota: 46 Balanced · D+2
• County: — inherits STATE
• City: — inherits STATE

2024 reforms strengthened tenant protections; ramsey/hennepin courts paced moderate to slow.

Methodology + full state rankings →

ZIP-level market 55441

• Rents YoY: 6.2%
• Active inventory: 91
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,706 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$310 /mo · $3,723/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$568
• Net cashflow: $129

Break-even live

Break-even rent $2,542

Max offer price $300,000

Occupancy floor 90%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12300 Marion Ln W Minnetonka, MN	1.0–3.0	1.0–2.0	1206	$2,355	$1.95	3d	18	0.40mi
12708 Wayzata Blvd Hopkins, MN	1.0–3.0	1.0–2.0	1129	$2,400	$2.12	22d	1	0.52mi
11816 Wayzata Blvd Hopkins, MN	1.0–2.0	1.0–2.0	940	$3,079	$3.27	1d	16	0.64mi
11700 Wayzata Blvd Hopkins, MN	1.0–3.0	1.0–2.0	1170	$3,795	$3.24	1d	14	0.73mi
1700 Plymouth Rd Hopkins, MN	1.0–2.0	1.0–3.0	1263	$4,266	$3.38	1d	8	0.87mi
12610 Ridgedale Dr Hopkins, MN	1.0–2.0	1.0–2.0	949	$3,933	$4.14	1d	23	0.89mi
1919 Ymca Ln Hopkins, MN	1.0–2.0	1.0–2.0	1023	$2,180	$2.13	1d	5	0.98mi
1020 W Medicine Lake Dr Minneapolis, MN	1.0–3.0	1.0–2.0	1272	$2,439	$1.92	3d	4	1.10mi
1300 W Medicine Lake Dr Minneapolis, MN	1.0–2.0	1.0–2.0	1016	$1,785	$1.76	2d	6	1.22mi
2200 Plymouth Rd Hopkins, MN	2.0	1.0–2.0	817	$2,160	$2.64	2d	18	1.22mi
1798 Magnolia Ln N Plymouth, MN	2.0	1.0–1.5	1195	$2,370	$1.98	4d	4	1.31mi
501 Carlson Pkwy Hopkins, MN	1.0–2.0	1.0–2.0	954	$3,079	$3.23	1d	10	1.35mi
1416 6th Ave S Unit 101 St. Cloud, MN	4.0	1.5	1280	$1,299	$1.01	43d	1	1.50mi
301 Shelard Pkwy Minneapolis, MN	3.0	1.0–2.0	987	$2,679	$2.71	1d	16	1.50mi

Listing history 10 events

1. 2026-06-08
   status $300,000 Pending 34 DOM
2. 2026-05-14
   price $310,000 782-char remark

   Show marketing remark (782 chars)

   Positioned in one of Plymouth’s most connected pockets, this property sits on over a half acre within the highly sought-after Wayzata School District, placing you minutes from shopping, dining, and everyday conveniences. Hardwood floors run through much of the main level, where the living room centers around a wood stove and opens through French doors to the outdoors, while a sunroom on the opposite side offers a bright, flexible space. Three bedrooms on the main level provide practical living, and the expansive wrap-around deck extends your footprint outside. A screened-in shed and additional storage shed add versatility for hobbies or storage. With quick access to 394, 494, and 169, this location supports an easy commute and long-term upside in a high-demand area.

3. 2026-05-09
   status Active 782-char remark

   Show marketing remark (782 chars)

   Positioned in one of Plymouth’s most connected pockets, this property sits on over a half acre within the highly sought-after Wayzata School District, placing you minutes from shopping, dining, and everyday conveniences. Hardwood floors run through much of the main level, where the living room centers around a wood stove and opens through French doors to the outdoors, while a sunroom on the opposite side offers a bright, flexible space. Three bedrooms on the main level provide practical living, and the expansive wrap-around deck extends your footprint outside. A screened-in shed and additional storage shed add versatility for hobbies or storage. With quick access to 394, 494, and 169, this location supports an easy commute and long-term upside in a high-demand area.

4. 2026-05-09
   status Contingent - Inspection 782-char remark

   Show marketing remark (782 chars)

   Positioned in one of Plymouth’s most connected pockets, this property sits on over a half acre within the highly sought-after Wayzata School District, placing you minutes from shopping, dining, and everyday conveniences. Hardwood floors run through much of the main level, where the living room centers around a wood stove and opens through French doors to the outdoors, while a sunroom on the opposite side offers a bright, flexible space. Three bedrooms on the main level provide practical living, and the expansive wrap-around deck extends your footprint outside. A screened-in shed and additional storage shed add versatility for hobbies or storage. With quick access to 394, 494, and 169, this location supports an easy commute and long-term upside in a high-demand area.

5. 2026-05-07
   status Active 782-char remark

   Show marketing remark (782 chars)

   Positioned in one of Plymouth’s most connected pockets, this property sits on over a half acre within the highly sought-after Wayzata School District, placing you minutes from shopping, dining, and everyday conveniences. Hardwood floors run through much of the main level, where the living room centers around a wood stove and opens through French doors to the outdoors, while a sunroom on the opposite side offers a bright, flexible space. Three bedrooms on the main level provide practical living, and the expansive wrap-around deck extends your footprint outside. A screened-in shed and additional storage shed add versatility for hobbies or storage. With quick access to 394, 494, and 169, this location supports an easy commute and long-term upside in a high-demand area.

6. 2026-04-24
   price $320,000 782-char remark

   Show marketing remark (782 chars)

   Positioned in one of Plymouth’s most connected pockets, this property sits on over a half acre within the highly sought-after Wayzata School District, placing you minutes from shopping, dining, and everyday conveniences. Hardwood floors run through much of the main level, where the living room centers around a wood stove and opens through French doors to the outdoors, while a sunroom on the opposite side offers a bright, flexible space. Three bedrooms on the main level provide practical living, and the expansive wrap-around deck extends your footprint outside. A screened-in shed and additional storage shed add versatility for hobbies or storage. With quick access to 394, 494, and 169, this location supports an easy commute and long-term upside in a high-demand area.

7. 2026-04-17
   listed $335,000 Active 782-char remark

   Show marketing remark (782 chars)

   Positioned in one of Plymouth’s most connected pockets, this property sits on over a half acre within the highly sought-after Wayzata School District, placing you minutes from shopping, dining, and everyday conveniences. Hardwood floors run through much of the main level, where the living room centers around a wood stove and opens through French doors to the outdoors, while a sunroom on the opposite side offers a bright, flexible space. Three bedrooms on the main level provide practical living, and the expansive wrap-around deck extends your footprint outside. A screened-in shed and additional storage shed add versatility for hobbies or storage. With quick access to 394, 494, and 169, this location supports an easy commute and long-term upside in a high-demand area.

8. 2026-04-16
   historical $335,000 782-char remark

   Show marketing remark (782 chars)

   Positioned in one of Plymouth’s most connected pockets, this property sits on over a half acre within the highly sought-after Wayzata School District, placing you minutes from shopping, dining, and everyday conveniences. Hardwood floors run through much of the main level, where the living room centers around a wood stove and opens through French doors to the outdoors, while a sunroom on the opposite side offers a bright, flexible space. Three bedrooms on the main level provide practical living, and the expansive wrap-around deck extends your footprint outside. A screened-in shed and additional storage shed add versatility for hobbies or storage. With quick access to 394, 494, and 169, this location supports an easy commute and long-term upside in a high-demand area.

9. 2026-04-15
   soldstatus $270,000
10. 1974-03-01
    soldstatus $22,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MN · Partial reset (capped growth)

• Current annual tax: $3,723 · $310/mo
• Projected year-2 tax: $3,723 · $310/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 6 d/yr ≥98°F today · 12 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,474
• − Mortgage interest: −$16,805
• − Property taxes: −$3,723
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,598
• − Management: −$2,598
• − Depreciation: −$8,727
• Taxable loss: −$3,477
• Est. tax savings @ 24.0%: +$834
• After-tax cash flow: $2,387/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Wayzata Public School District
• NCES district ID: 2742160
• Math proficiency: 75% ▼ -4.00%
• Reading proficiency: 78% ▼ -3.00%
• Median HH income: $91,783
• Composite: 68.75/100
• National rank: #336
• State rank: #2 of 301 in MN

Livability — Plymouth

• Score: 85/100
• State rank: #17
• US rank: #517

Category grades

Amenities F Commute A+ Cost of living F Crime A+ Employment A+ Housing A+ Health & safety A- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plymouth, MN
• County: Hennepin County · 1,150,272 people
• City population: 79,816
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 17,944
• Household income: $101,981
• Rent vs Own: 40.0% rent · 60.0% own
• Severe rent burden: 542.0

Population outlook (Hennepin County) Hauer SSP2

• Today (2025): 1,405,227 people
• By 2030: 1,492,650 · +6.2%
• By 2040: 1,660,157 · +18.1%
• By 2050: 1,823,498 · +29.8%
• By 2075: 2,221,283 · +58.1%
• By 2100: 2,509,976 · +78.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 10% Two or more races 9% Hispanic / Latino 7% Asian 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 12% Lithuanian 3% Romanian 3%
• Foreign-born: 13% · Canada, Vietnam, China
• Languages at home: 85% English-only · Spanish 5% Russian/Polish/Slavic 3% Other Indo-European 1%

Political lean MEDSL · Hennepin

• 2024 margin: Solid D (+42.6) · D 70.2% · R 27.5% · Other 2.3%
• 2008→2024 swing: +14.0pp toward D · 2008: 28.6pp · 2024: 42.6pp
• All cycles: 2024: D+42.6 2020: D+43.2 2016: D+35.3 2012: D+27.1 2008: D+28.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -303.44%
• Current HPI: 231.6438
• Rent YoY: ▲ 6.16%
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• State GDP YoY: ▲ 2.41%
• F500 in state: 34

Industry mix (Fortune 500 HQ in MN)

Industry	F500 HQs	Revenue
▸Healthcare	2	$407B
▸Retail	2	$150B
▸Consumer Goods	2	$32B
▸Industrial Machinery	2	$6B
▸Agriculture	1	$40B
▸Healthcare / Medical Devices	1	$32B

Price history

+1253.7% since first listed

9 events — show timeline

• 2026-05-14 Price Changed $310,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-09 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-09 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-07 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-24 Price Changed $320,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-17 Listed $335,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-16 Coming Soon $335,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-15 Sold (Public Records) $270,000 Public Records
• 1974-03-01 Sold (Public Records) $22,900 Public Records

Property tax history

+3.4%/yr

Latest (2025): $3,723 · +3.3% YoY. Source: county tax records.